Proposed Twin Lakes project and consolidated access management plan

To assist citizens in familiarizing themselves with the proposed Twin Lakes project and consolidated access management plan, the City has published a number of interesting questions and answers for review. Additional questions can be directed to Montgomery City Hall at (513) 891-2424.

What is the expanded Twin Lakes project all about?  (top)

View map of proposed development (250KB pdf)

Twin Lakes, a Montgomery senior living community, has announced that it is pursuing a modest expansion of its planned development along Montgomery Road.  This would allow for a consolidated access point for multiple properties along Montgomery Road and would permit the access point for the original Twin Lakes Garden Home project to be moved away from its proposed location at the Forestglen Drive/Montgomery Road intersection.

Twin Lakes plans to submit for approval a project that would consist of 23 independent living garden homes on approximately 5.7 acres of property south of the Montgomery Safety Center on Montgomery Road. In 2007, Twin Lakes received approval from the City for a plan for 13 senior housing units on approximately 2.9 acres of this property.  The new plan calls for 10 additional residential units on an additional 2.8 acre site south of the original development site bringing the total proposed number of garden homes to 23.

This plan would also relocate the proposed driveway for the Twin Lakes development away from the Forestglen Drive/Montgomery Road intersection.  Residents of the Forest Glen Subdivision had previously cited concern over the proposed driveway at the entrance to their subdivision.

This expanded project will allow the City to consolidate access points for a minimum of five properties along Montgomery Road, four of which are owned/controlled by Twin Lakes. This consolidated access point would minimize the potential for additional driveways along Montgomery Road.  It is also more aesthetically pleasing than individual access points along this portion of Montgomery Road, and will provide an opportunity for the City to place an additional green space median in this location.  This consolidated access point would be beneficial to the entire Montgomery community as well as visitors who travel the Montgomery Road corridor and does not involve any widening of Montgomery Road.

This proposed Twin Lakes project, while still needing to receive approval from the Montgomery Planning Commission,  is consistent with the existing multi-family zoning on this property  It would also ensure the development of this critical property as residential, which has been a long-term goal of the City of Montgomery.

Twin Lakes will not be requesting a property tax exemption and like any other residential development, the project will generate local tax dollars to support community services.

The proposed Twin Lakes development plan will be reviewed by the Montgomery Planning Commission beginning on Monday, May 19, 2008.  The Montgomery Planning Commission meets on the first and third Mondays of each month at 7:30 p.m. and its meetings are open to the public.

What is the “consolidated access point” and why is it beneficial to the residents of Montgomery?  (top)

Should the expanded plan for garden homes by Twin Lakes be approved, the City intends to construct a consolidated access point on Montgomery Road approximately 550 feet north of the Schoolhouse Lane/Montgomery Road intersection.  This single new access point would replace the driveway location that was formerly approved for the senior development at the intersection of Forestglen Drive and Montgomery Road.

The expansion project by Twin Lakes would also allow the City of Montgomery to coordinate a consolidation of access points for a minimum of five properties along the eastern side of Montgomery Road, four of which are owned/ controlled by Twin Lakes. This consolidated access point will minimize the potential for additional driveways along Montgomery Road.

What are the benefits of a consolidated access point?  (top)

The idea of a consolidated access point was under study in 2007 prior to the City receiving the initiative petition that would have required the City to purchase this property for parkland.  It was under study not only because of the concerns of Forest Glen residents, but because the reduction in the number of potential access points along this critical section of Montgomery is clearly in the best interest of all Montgomery citizens. Additionally, a consolidated access point would be more aesthetically pleasing than individual access points, and will provide an opportunity for the City to place an additional green space median in this location. The design will include provisions for southbound Montgomery Road motorists to be able to continue to make u-turns at the consolidated access point.

The expansion project by Twin Lakes would allow the City of Montgomery to coordinate the access point for a minimum of five properties along the eastern side of Montgomery Road, four of which are owned/controlled by Twin Lakes. This consolidated access point would minimize the potential for additional driveways along Montgomery Road.  Limiting the number of access points along a thoroughfare reduces points of conflict and increases the efficient and safe use of Montgomery Road.

This location is one of only two places along the undeveloped section of Montgomery Road where these five properties can have full access and line up across from another intersecting street or other moderate traffic generation point. The other location would be directly opposite Forestglen Drive.  Any other option for these five properties would involve significant modifications to the existing landscaped medians or would require limited access driveways that would unquestionably result in additional u-turn movements along Montgomery Road.

A consolidated access point would be more aesthetically pleasing than individual access points, and would provide an opportunity for the City to place an additional green space median in this location.

How much will these public improvements cost?  (top)

Montgomery Road, including the installation of an additional landscaped median, dedicated turning lanes and public roadway construction is approximately $ 475,000.   The property owner would donate all property necessary for construction of the consolidated access point on this site. The project design and estimated costs of constructing public improvements do not involve any widening of Montgomery Road.

The expansion project by Twin Lakes would allow the city of Montgomery to coordinate the access point for a minimum of five properties along the eastern side of Montgomery Road, four of which are owned/controlled by Twin Lakes. This consolidated access point would minimize the potential for additional driveways along Montgomery Road and would also relocate the proposed driveway for the Twin Lakes development away from the Forestglen Drive/Montgomery Road intersection.  The reduction in the number of potential access points along Montgomery Road is clearly in the best interest of Montgomery citizens.

A consolidated access point would be more aesthetically pleasing than individual access points, and would provide an opportunity for the City to place an additional green space median in this location.

If the consolidated access point is going to benefit the developer, why is the City paying to design and construct the access point and related improvements?  (top)

While the public improvements would provide an access point for the proposed Twin Lakes development project and at least one additional property, these public improvements would benefit multiple property owners, Montgomery residents and motorists that utilize Montgomery Road and the surrounding roadway network.  

Consolidation of access points on major thoroughfares is an important component of an access management plan.  It facilitates safe and efficient travel by reducing points of conflict. This location would provide a single access point for five of the seven undeveloped properties, and possibly all seven.  Confirming this location as the common access point for the future would allow the City to move forward with installing a new landscape median along Montgomery Road between this driveway and Schoolhouse Lane.

The new landscape median will be in the general vicinity of the existing painted median.

While this location is the optimal location from a traffic standpoint for the five parcels that will use it, it is expensive to design and construct due to the steep terrain and existing drainageway at this location.  Without the City's involvement, an alternative access plan that involves multiple access points would likely be pursued by the individual property owners.

How could these properties be developed?  (top)

The undeveloped land between the Closson's property and the Montgomery Safety Center consists of seven separate lots comprising approximately 10 acres. All of these properties are zoned for multi- family residential development.

These properties are owned by private individuals/companies, including Twin Lakes.  The City of Montgomery does not own any of these properties.
The three southernmost lots comprise approximately 3.5 acres and are zoned D-3 multi-family residential. This zoning permits six residential units per acre. The other four lots are zoned D-2 multi-family residential, which permits five residential units per acre.

The only plan that has been received from the City to date for any of these properties is the plan by Twin Lakes for 13 garden homes on approximately 2.9 acres of property immediately south of the Montgomery Safety Center.  This plan was approved by the City of Montgomery in 2007.

Twin Lakes signed an agreement to purchase an additional 2.8 acres of property immediately to the south of the property it already owns and is requesting approval for an additional 10 residential units, increasing the size of its proposed development from 13 to 23 senior residential dwellings on approximately 5.7 acres.

The proposed Twin Lakes project, while still requiring review and approval from the Montgomery Planning Commission, is consistent with the existing multi-family zoning on this property. It would also help to ensure residential development of this critical piece of property along Montgomery Road.

Will this project be consistent with the high quality associated with Montgomery?  (top)

Yes. The Montgomery Planning Commission will be reviewing the residential development project for 23 garden homes by Twin Lakes and the project will be required to meet requirements for landscaping, lighting and building design.

The proposed consolidated access point would be more functional as well as more aesthetically pleasing than individual driveways for all the parcels in this area.  Additionally, the consolidated access point would be designed to allow the construction of one additional landscaped median in this area, immediately north of the Schoolhouse Lane/Montgomery Road intersection.

Will this project add significantly more traffic to Montgomery Road?  (top)

No. If approved, the 23 Twin Lakes residential units would generate a minimal amount of traffic as it would be residential in nature.  Residential development is typically a minimal traffic generator when compared to other types of development.   Additionally, it is generally accepted among traffic engineering professionals that senior citizen retirement communities generate even less traffic than other residential uses.

What will happen to the median system on Montgomery Road? (top)

The median system on Montgomery Road would be maintained and enhanced as a result of this proposed project.  In fact, as a part of the plan for the consolidated access point, a new median will be added north of Schoolhouse Lane on Montgomery Road.

The public improvements would also include the installation of a left turn lane for the consolidated access point that is necessary for traffic safety and progression on the Montgomery Road corridor. The turn lane would require a relatively minor modification of the existing median north of the consolidated access point. This median modification would be necessary for the construction of a turn lane and would be designed to continue to allow southbound Montgomery Road motorists to make u-turns at the end of the median.

All of the design improvements will be constructed within the existing roadway limits of Montgomery Road. No roadway widening will result from this project.

Does the Twin Lakes Retirement Community Pay Real Estate Taxes? (top)

A majority of the current Twin Lakes campus pays the full amount of real property taxes to the Schools, the City and to the various Hamilton County levies. This current tax distribution breakdown is 61% to the Sycamore and Great Oaks Joint Vocational School Districts, 24% to the various County levies, and 15% to the City of Montgomery.

The only portion of the Twin Lakes campus that received a real estate tax exemption is the part of the "main campus" area with 38 licensed skilled nursing units, 27 assisted living units, and the wellness center. The exemption does not include the 91 unlicensed apartments or 8 unlicensed patio homes or the areas leased to the US Bank or the hair salon on the main campus. The north campus (off of Hopewell) and the south campus (off of Perin Road behind the Chevrolet Store) were not requested to be exempted from real estate taxes, nor did they receive a tax exemption. Additionally, Twin Lakes has publicly stated that it does not intend to request a property tax exemption on the proposed garden home project on Montgomery Road.

According to the latest property tax bill, Twin Lakes currently pays $354,803.72  in real estate taxes annually. Of this amount, the Sycamore and Great Oaks Vocational Schools currently receive $213,901.86 per year and the City of Montgomery receives $45,596.16. The proposed garden home project of 23 units would add to this amount as would any reevaluation of the property in subsequent years.  

Will the proposed new Twin Lakes development or its residents pay any taxes?  (top)

Yes.  While the main campus of the Twin Lakes development was granted a real estate tax exemption for the portion of the main building housing the assisted living and skilled/long-term nursing areas, Twin Lakes will not be requesting a tax exemption on this proposed new residential development project.  Twin Lakes did not receive a property tax exemption on any of the independent living residential units on its main, southern or Hopewell Road campuses.  In fact, Twin Lakes currently pays over $920,000 per year in real estate taxes.

Additionally, residents of Twin Lakes are also subject to the same requirement as other Montgomery residents to file an earnings tax return in accordance with the City's tax laws.

It is important to note that when the City of Montgomery originally approved the Twin Lakes main campus development, it negotiated a requirement for Twin Lakes to pay the City an amount equal to approximately $65,000 per year for a period of 10 years should part or all of their main campus development be determined to be tax exempt by the Ohio Department of Taxation. A small portion of the main campus development was determined to be exempt from taxation, while a majority of the development remains fully taxable. This negotiated repayment was designed to offset the cost of additional services/improvements that would be necessary to accommodate the Twin Lakes development, hence the revenues from this negotiated agreement would provide a funding source for the public improvements required for the design and construction of the consolidated access point.

Will this project have any impact upon the development of commercial growth?  (top)

The development, as proposed, strengthens the residential zoning that has been established for the seven vacant land parcels between Closson's and the Montgomery Safety Center.

The vacant land between Closson's and the Montgomery Safety Center is zoned D-2 and D-3 residential. The proposal by Twin Lakes to construct 23 garden homes on land zoned D-2 supports and reaffirms the residential zoning of the vacant land included in this proposed development as well as the property immediately to the south that is zoned D-3.

What does the city council think about working with the Twin Lakes senior community on this project?  (top)

In 2007, the City of Montgomery was interested in working with Twin Lakes to investigate a consolidated access point for its proposed development on Montgomery Road.  This would have permitted the driveway to be moved away from the Forestglen Drive/Montgomery Road intersection as was requested by residents of the Forest Glen Subdivision as well as permit the City to develop a long-range strategy of access management to limit the number of potential driveways along this critical section of Montgomery Road, which would benefit the entire Montgomery community.

When the initiative petition was filed in 2007, negotiations were terminated with Twin Lakes and the owner of the property which Twin Lakes now plans to acquire for the expansion of its residential development.  After the initiative issue was defeated, Twin Lakes was able to resume negotiations with the property owner and again explore the option of a consolidated access point.

The City's strategic plan includes a goal “to maintain and solicit a diverse range of residential and business development that meets the needs of the community.” The proposed residential development by Twin Lakes supports the goal of providing diversity in housing options for seniors. The development of a project that is aesthetically pleasing, is designed in accordance with the residential zoning of the property and continues the high standards for housing options typically found in Montgomery reinforces that the decision to work with a respected developer such as Twin Lakes is one that meets the needs of the community.

The City believes that the proposed consolidated access point is an excellent idea for the following reasons:

  1. It would permit the City to combine the access points for at least five parcels of property into a single driveway location along the already-busy Montgomery Road.  This consolidation of five potential driveways into a single access location will prove beneficial to the entire community as well as those who travel through the city.
  2. The consolidation of access points would reduce possible points of conflict and increases the efficient and safe use of Montgomery Road. 
  3. The design would permit the City to install an additional landscaped median between the consolidated access point and Schoolhouse Lane.
  4. It would permit the driveway for the Twin Lakes development to be moved away from the Forestglen Drive/Montgomery Road intersection.

What action, if any, has City Council or Planning Commission taken on the Twin Lakes project?  (top)

The Montgomery Planning Commission previously approved the Twin Lakes Garden Home project that included 13 residential homes on approximately 2.8 acres comprised of the three land parcels immediately to the south of the Montgomery Safety Center.

The development of the project included a requirement that the proposed driveway for that 13 home development align directly opposite Forestglen Drive. This required an easement of 0.28 acres land from property at the Montgomery Safety Center. Montgomery City Council granted this easement by Ordinance 6, 2007.

The expanded project would create a totally new site plan that will require review and approval by the Montgomery Planning Commission.  It is anticipated that the Planning Commission will begin its review of this project at its meeting on Monday, May 19, 2008.

Wasn't this same issue on the ballot last year?  (top)

The initiative petition and accompanying park levy that were on the ballot last fall would have required the City to purchase all seven undeveloped parcels along this section of Montgomery Road including the Twin Lakes property, the land Twin Lakes is seeking to purchase at this time and three additional parcels.  The initiative would have required all of this land to be set aside as parkland.  That initiative and the park levy were defeated at the November 2007 election.

Why must the property be developed? Why can't it remain as greenspace?  (top)

All of this land is privately owned and none of the owners have expressed a willingness to leave the property undeveloped or donate the land to the City as parkland.  Twin Lakes owns the parcel next to the Safety Center.  Its mission is to provide housing and services for senior citizens.  Twin Lakes believes that the development of the land that it owns and is seeking to acquire will help fulfill its mission.  The other property owners either are not interested in donating or selling their property, or are seeking their own development opportunities.

The modest expansion of the Twin Lakes site plan shows a "future sidewalk", when will this sidewalk be built along the Twin Lakes frontage? Once it is built will it connect to Hopewell Road on the north and Schoolhouse Lane on the south?  (top)

The "future" sidewalk shown on the Twin Lakes site plan extends along the entire Montgomery Road frontage of the Twin Lakes project. This future sidewalk will be discussed as part of the Planning Commission review process. The determination as to when the sidewalk is required to be constructed would be established by conditions set forth by the Planning Commission pending the review and approval of the site plan presented by Twin Lakes. In previous applications reviewed and approved by the Planning Commission, where "future" sidewalks are shown on site plans, it has typically been required that the "future" sidewalk is required to be built when adjoining parcel(s) are also required to construct sidewalks that collectively provide a physical connection  between the development sites and existing sidewalks or crosswalks.

What method of screening along Montgomery Road will be required/ built? Will it be a wall or landscaping or both?  (top)

The previous Twin Lakes site plan for the "original" 13 unit development that was approved by the Montgomery Planning Commission in 2007  showed a screening plan that included a brick/masonry wall complemented by shrubs and trees on the Montgomery Road side of the wall. Twin Lakes has indicated that they now prefer the modest expansion site plan include only live screening through the planting of trees and shrubs in a dense enough planting mass so that a brick/masonry wall is neither required nor necessary to meet the project screening requirements. The determination as to what will required to meet screening requirements would be established by conditions set forth by the Planning Commission pending the review and approval of the site plan presented by Twin Lakes. 

What is “Twin Lakes?”  (top)

Twin Lakes is a 59-acre, senior living campus located in Montgomery that includes manor homes, villa homes, apartments, assisted living and health services for nearly 400 residents. It is a part of the Life Enriching Communities network of organizations providing services to seniors.

The following is an excerpt from the Twin Lakes web site regarding its history:

In 1899 Rev. Dr. Henry C. Weakley recognized a need to create a home for retired ministers and laity. He coordinated the efforts of five Methodist Conferences to establish The Methodist Home for the Aged. The first home was created in an old hotel and health spa on ten acres of land in Yellow Springs, Ohio.

Following a fire to the original structure in 1902, the home accepted the offer of Mr.  & Mrs. Obed J Wilson to build a new home on twenty acres of land in the College Hill area of Cincinnati. In April, 1908 forty residents moved into a new home, known today as Twin Towers. The campus today, a sprawling 120 acres, has expanded to include patio homes, assisted living, adult day services and nursing care and is home to over 600 residents.

With a century of success at Twin Towers, and the ever growing population of older adults, the Board of Trustees, committed their efforts to expanding our mission of service. In 2002, ground was broken for the construction of a second community, Twin Lakes, located in the city of Montgomery, Ohio providing services for nearly 400 residents. The Twin Lakes Senior living communities offer a variety of lifestyle options for adults 62 and older.

Source: www.twinlakes.org This link will take you to an external web site

How can I learn more about the proposed Twin Lakes residential development project and the proposed consolidated access point across from the recreational annex property on Montgomery Road?  (top)

The public is invited to an informational Open House hosted by the City of Montgomery. The Open House will be located at Montgomery City Hall on Monday, May 12, 2008 and will be open from 4:00 p.m. - 7:00 p.m.

The Open House will be structured to allow residents to select a time most convenient for them to meet with City staff, City Council members and representatives from Twin Lakes to discuss questions regarding the proposed consolidated access point and to view preliminary plans for the access point on aerial photos.  Participants can also view the proposed site plan for the 23 unit Twin Lakes garden home project.

Interested residents are also encouraged to attend Montgomery Planning Commission meetings when the proposed project is being reviewed.  The Montgomery Planning Commission is scheduled to begin its review of the proposed project on Monday, May 19th at 7:30 p.m.

Residents are also encouraged to visit this web site regularly as well as read the Montgomery Bulletin newsletter that is delivered monthly to all homes for updates on this project.